Not viable as a standalone site

Address locked, Strathfield

1 house today → 5 homes as townhouses. About 1,200 m², 15 m frontage, zone R2.

Residual land valueA$3.3m

Likely ask (1 house)A$3.5mFrom the 1 July 2025 land value x 1.15

Headroom-A$250k

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	5	2	800 m²	A$11.0m	A$4.0m	A$3.3m	-A$250k	A$1.7m21% on cost · 16% on revenue
Cost stack Construction 800 m² at A$4,100/m²A$3.5m DemolitionA$45k Consultants, DA and certification (9%)A$300k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$180k Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$3.5m instead leaves A$1.7m pre-tax on a total development cost of A$8.5m.
Dual occupancyHousing SEPP (R2 state-wide) · FSR 0.65:1 · 9.5 m	2	2	500 m²	A$7.0m	A$2.3m	A$2.4m	-A$1.1m	A$30k0% on cost · 0% on revenue
Cost stack Construction 500 m² at A$3,700/m²A$1.9m DemolitionA$45k Consultants, DA and certification (9%)A$170k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$100k Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$3.5m instead leaves A$30k pre-tax on a total development cost of A$6.5m.
Manor house (4 flats)Low and Mid-Rise · FSR 0.8:1 · 9.5 m	4	2	450 m²	A$5.0m	A$2.5m	A$950k	-A$2.6m	-A$1.9m-29% on cost · -39% on revenue
Cost stack Construction 450 m² at A$4,400/m²A$1.9m Basement parkingA$140k DemolitionA$45k Consultants, DA and certification (9%)A$190k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$110k Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$3.5m instead leaves -A$1.9m pre-tax on a total development cost of A$6.5m.

Site facts

Site area: About 1,200 m² (15 m by 80 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R2 Low Density Residential · Strathfield Local Environmental Plan 2012
LEP controls: FSR not mapped · height 9.5 m · minimum lot 560 m²
Nearest nominated centre: About 800 m to Flemington station (straight line) · 400 to 800 m from a nominated centre
Heritage: Conservation area: Merley Road Conservation Area, Strathfield- - Inter-War Bungalow Style Group
Land value: About A$3,000,000 at 1 July 2025, NSW Valuer General · from A$2,000,000 at 1 July 2021 (+50%)
Notes: Heritage conservation area. DA on record.
Latest DA: A development application is on record for this site. The member who claims it sees the application.

Neighbours

2 adjoining houses share a boundary with this site. Members see them.

Amalgamation options

#11 · amalgamation 3 houses → 20 homes

Address locked, Strathfield

Residual land valueA$15.0m

Likely askA$14.0m

HeadroomA$1.0m

5,000 m² · Townhouses · R2 · address locked

Heritage conservation areaDA on a house (Determined)